Condo vs. townhouse in Broward County: what you own, what it costs, and how financing differs (2026)
October 29, 2026 · Zach Curtis, REALTOR®, Realty Hub
In South Florida, "townhouse" describes a building style, while "condominium" is a legal form of ownership. A townhouse can be a condo, and a condo can look like a house. What matters for your costs, insurance and loan is what the recorded documents say you own. Here's how to tell, and how the two compare in today's listings.
What you own
- Condo: you own your unit, defined in the declaration, plus an undivided share of the common elements (roof, structure, grounds) with the other owners. The association runs it under Chapter 718 of the Florida Statutes.
- Townhouse in a homeowners' association: usually you own the structure and the lot it sits on, and the association owns the common areas. The association runs under Chapter 720, which defines it as an association where membership is mandatory and unpaid assessments can become a lien on your parcel (§720.301).
- Townhouse that is legally a condo: common in older complexes. It looks like a townhouse but follows Chapter 718. The listing's "property type" isn't proof; the title commitment and declaration are.
Live: condos vs. townhouses for sale
Live right now: condos and townhouses for sale on zach.homes, by city.
| City | Condos | Median condo price | Median condo HOA | Townhouses and villas | Median townhouse price | Median townhouse HOA |
|---|---|---|---|---|---|---|
| Hollywood | 937 | $359,000 | $937/mo | 78 | $510,000 | $485/mo |
| Pembroke Pines | 473 | $189,500 | $683/mo | 107 | $455,000 | $264/mo |
| Miramar | 96 | $272,500 | $492/mo | 82 | $439,450 | $419/mo |
| Hallandale Beach | 1,019 | $299,000 | $898/mo | 15 | $508,000 | $711/mo |
| Dania Beach | 97 | $240,000 | $505/mo | 29 | $620,000 | $450/mo |
| Fort Lauderdale | 1,388 | $499,000 | $1,202/mo | 191 | $950,000 | $398/mo |
| Davie | 160 | $225,000 | $654/mo | 79 | $425,000 | $375/mo |
Live from 4,751 active BeachesMLS listings on zach.homes, as of October 30, 2026. Medians, not averages. HOA medians use only listings that state an HOA amount. Numbers change daily; each listing page shows its own facts with source and date.
Browse by city: Hollywood homes, Pembroke Pines homes, Miramar homes, Hallandale Beach condos, or search townhouses and condos on the map.
Who insures the building
In a condo, the association must insure the building. Florida law says its policy excludes the items inside your unit, such as floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, built-in cabinets and countertops, and those are the unit owner's responsibility (§718.111(11)(f)). You buy a unit owner (HO-6) policy for them; Broward condo unit policies averaged about $1,816 a year in the Florida Office of Insurance Regulation's March 2026 data.
In a townhouse HOA, you usually insure the whole structure yourself with a homeowners policy, closer to a house; Broward house policies averaged about $6,136 a year in the same data. Some HOAs insure roofs or exteriors, so the declaration decides. Get quotes on the actual home: roof age and wind mitigation features move the price a lot.
Florida's building safety rules
The milestone inspection law applies to condo and co-op buildings three habitable stories or taller, and the structural integrity reserve study (SIRS) to condo buildings of the same height (§553.899, §718.112). Most two-story townhouses, whether condo or HOA, aren't covered by those two rules, which is one reason their dues can be lower than in high-rises. It doesn't mean there are no repair costs: roofs, paint and paving still come due, either through the association's reserves or your own budget. More in milestone inspections and SIRS for buyers.
Financing differences
- FHA: a condo unit must be in an FHA-approved project or qualify for a Single-Unit Approval (HUD condo lookup). A townhouse that isn't legally a condo doesn't need condo project approval. See how to check FHA condo approval.
- Conventional: condo loans include a review of the building's budget, insurance, litigation and owner-occupancy. A building that fails it is "non-warrantable," which limits you to cash or portfolio loans.
- Debt-to-income: condo or HOA dues count in your housing payment either way. See income needed to buy a condo.
Rules and approvals
Both condo associations and HOAs can have rules on leasing, pets, parking and exterior changes, and some require approval of buyers or tenants. Read the declaration and rules before you offer, and ask for the budget, recent minutes and any assessments. See South Florida condo rules and approval.
How to compare two homes
- Ask for the legal description: does it say "condominium" with a unit number?
- Add up the full monthly cost: loan payment, tax, insurance (HO-6 vs. homeowners), dues and any assessment. Use the mortgage calculator.
- Ask what the dues cover: roof, exterior paint, water, insurance, landscaping.
- Check reserves and planned projects in the budget and minutes.
- Check the flood zone; see flood zones explained.
Zach can pull the documents for any listing and lay the two side by side. Start with Ready to buy, and for legal questions about a declaration, talk to a Florida real estate attorney.
Questions? Ask Zach
I'm Zach Curtis, a REALTOR® with Realty Hub in Hallandale Beach. I help renters and buyers in Hallandale Beach, Hollywood, Aventura and nearby. Zach replies personally within 15 minutes, 8 AM to 9 PM ET, 7 days. Outside those hours, by 9 AM.
Questions
Is a townhouse a condo in Florida?
Sometimes. 'Townhouse' is a building style; 'condominium' is a legal form of ownership under Chapter 718. Many townhouses are in homeowners' associations under Chapter 720, but some are legally condos. The declaration and title documents say which.
Who insures the building in a Florida condo?
The association insures the building. Items inside the unit, such as floor coverings, appliances, water heaters, cabinets and countertops, are excluded from its policy and are the owner's responsibility, usually through an HO-6 policy.
Do townhouses need milestone inspections in Florida?
The milestone inspection and SIRS rules apply to condo and co-op buildings three habitable stories or taller. Most two-story townhouses aren't covered, but they still have roofs and exteriors to maintain.
Can I use an FHA loan for a townhouse?
Yes. A townhouse that isn't legally a condo doesn't need FHA condo project approval. A condo unit needs an FHA-approved project or a Single-Unit Approval.
Are townhouse HOA fees lower than condo fees?
Often, because the owner usually insures and maintains more of the structure. The live table on this page shows median stated HOA dues for each type by city.
Sources
Published October 29, 2026 by Zach Curtis, REALTOR®, Realty Hub, license SL3664129. General information for South Florida, not legal, tax, insurance or lending advice. Laws, programs and prices change; check the official sources above, and ask a Florida attorney, CPA, insurance agent or lender about your situation. Listing numbers are asking prices and rents from BeachesMLS on the date shown. Equal Housing Opportunity. Zach Curtis and Realty Hub follow federal, Florida and Broward County fair housing law. Every listing is open to everyone. We never steer anyone by race, color, religion, sex, national origin, disability, familial status, age, sexual orientation, gender identity, or any other protected class.